# 6 University Road, Leicester

- **Decision:** dismissed, 9 September 2026
- **Decided by:** Planning Inspector: Richard Snow
- **Authority:** Leicester (East Midlands)
- **Appeal reference:** 6010783
- **Application reference:** 20251380
- **Procedure:** written-representations
- **Development:** Change of use F1 offices to E offices and rear dormer (dormer built)
- **Site context:** inside-settlement, conservation-area
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** HE6, S4(1)
- **Development plan policies:** Leicester Local Plan 2020-2036 (adopted June 2026) HE01, CHA09
- **Main issues:** character and conservation area
- **Tags:** tier-2, s4-within-settlement, s4-substantially-outweighed, heritage-harm-decisive, conservation-area, retrospective, transitional-no-consultation

## Summary
Retention of a full-width flat-roofed rear dormer (with an acceptable office change of use) on a mid-19th-century building in Leicester's New Walk Conservation Area. Dismissed. The harm was low but of considerable weight. The economic benefits of the office use did not depend on the dormer, and "regularising harmful development is [not] a public benefit" (DL ¶15). The benefits were substantially outweighed under S4.

## What made the difference
The public benefits were separable from the harmful element. Because the office use could go ahead without the dormer, its benefits did not count towards justifying the dormer (DL ¶15).

## Policy findings
- **HE6: harm (considerable weight).** low harm to New Walk CA from a full-width flat-roofed rear dormer with railings; benefits not contingent on the dormer; regularisation is not a public benefit (DL 11-15)
- **S4(1): fail.** benefits substantially outweighed (DL 23-24)

## Key facts
- Change of use itself agreed acceptable; the dormer was determinative

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010783
- https://appeal-planning-decision.service.gov.uk/published-document/63691933-7ff3-4a54-80ef-6d6703919b23

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010783.html

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